Vegas’ extreme heat, high winds and monsoon rains impact the home exterior and subsequent maintenance of the roof of a home. Many people believe tile roofs in Las Vegas last 50+ years.
This is true for the tile but there are other components of a roof that don’t easily withstand the natural elements of the desert: the paper underlayment (or felt) and plywood.
General Tile Roof Maintenance
If you own a rental property in Las Vegas or Henderson, the concept of tile roof maintenance is wise to grasp, as it could help extend the roof’s overall life. Most roofs in Vegas consist of tiles, a paper underlayment, and plywood as the main components. Other components of the roof are the mastic, paint, and sealant placed around the tiles, hips, and joints to protect the paper underlayment and plywood.
In addition to extending the roof’s life expectancy, it’s important to be aware insurance carriers are increasingly using AI technology, often in conjunction with aerial imagery from drones or satellites, to analyze roofs and other aspects of homes, effectively “spying” on roofs to assess risk and determine premiums, which can include identifying potential issues like roof damage or tree debris without physically inspecting the property.
Tile Roof Tune-Ups
In simple terms, roof maintenance includes the following: A tile roof tune-up includes replacing broken tiles, securing slipped tiles, sealing pipes/hips/joints, and cleaning any debris off the roof. Depending on conditions (i.e., the amount of landscaping surrounding the roof) and owner preference, this should be done every 5-10 years to prolong the life of the roof.
In more detailed terms, roof maintenance includes the following:
- Replace all broken tile on entire roof to match as close as possible.
- Any tile that is slipped out of place, put back and secure properly.
- Apply silicone on corners that are chipped. Chipped corners are not considered broken tiles.
- Apply mastic and paint on all hips and joints.
- Seal all pipe jacks as needed and paint to match.
- Clean roof and valleys of all debris.
Components of a Tile Roof
A tile roof is a popular roofing option due to its durability, aesthetics, and longevity. When discussing the components of a tile roof, it’s important to understand both the primary materials and the underlying structure that supports those materials. Here’s a breakdown of the main components:
Roofing Tiles: These are the primary visible component. Tiles can be made from various materials:
Clay tiles: Traditional and long-lasting, often used in Spanish or Mediterranean architecture.
Concrete tiles: Heavier and more durable than some other types.
Underlayment: This is a water-resistant or waterproof barrier material that is laid directly onto the roof deck. It provides an extra layer of protection against water infiltration. Felt paper is commonly used, but synthetic underlayments, which are lighter and more durable, are becoming more common.
Flashing: Made from metal, this component directs water away from critical areas of the roof, such as valleys, vents, and chimneys, to prevent leakage.
Battens: These are horizontal strips of wood or metal that are attached directly to the roof deck. They provide a raised surface on which to lay the tiles. This allows water to drain away more effectively and can increase the longevity of the roof.
Fasteners: Tiles need to be secured to the battens or roof deck. This is typically done using nails or screws, depending on the specific roofing tile type and local regulations.
Ridge Caps: These are special tiles designed to cover the ridge or hip of the roof. They’re essential for both aesthetics and water-shedding purposes.
Ventilation: Proper ventilation ensures that any trapped moisture can escape, reducing the risk of rot or mold development. Vents can be installed at the ridge, eaves, or other strategic points on the roof.
Valleys: These are channels that allow water to flow off the roof. They are particularly crucial in areas where roofs have multiple intersections. The design and installation of valleys are vital to ensure effective water drainage.
Drip Edge: This is a metal flashing or other material applied at the edges of the roof to direct water away from the fascia and into the gutters.
Gutters and Downspouts: Although not directly part of the roof, these components are critical in ensuring water is effectively channeled away from the building’s foundation.
What is a "Tile Reroof"?
A tile reroof may be recommended based on the age of home and if the paper underlayment has exceeded its life and is badly degraded. A “reroof” consists of the following:
- Remove existing tiles and stack
- Remove existing battens and haul away
- Strip existing felt down to plywood sheathing and remove from site (some roofers only partially remove the original layer)
- Replace any degraded plywood
- Install two layers of 30lb felt over existing felt to completion
- Install new drip edge and new bird stop around perimeter of roof
- Re-install existing tiles over new battens and new underlayment to completion
- Replace any broken tiles with new tiles
- Re-flash all vents and pipes where applicable
- Supply and install new hip and ridge enclosure
Builders typically only install one underlayment layer. A reroof consists of two underlayment layers of 30lb felt over the plywood. Rice Real Estate & Property Management primarily uses Vegas Born Roofing for leak repairs, general tile roof maintenance tune-ups, and reroofs, as they are honest and do quality work at competitive prices.
What's the cost of a Reroof?
Depending on the sq.ft. of a home’s roof a reroof can be anywhere from $7k to $25k+. For example, a 1,000 sq.ft. home would be on the lower cost end as the sq.ft. of the home is so small. A single story home that is 4,000 sq.ft. may cost upwards of $25k.
Wood Fascia
In basic terms fascia is a wood trim just below the roof line. In Vegas the wood fascia is painted to help protect it from the natural elements. Over time the paint on the fascia will degrade and need to be repainted.
Below is an example of a wood fascia trim that needs painting. Cost can range from $800 to $1,800+ depending on the size of the home.
If wood fascia becomes too degraded it will need to be replaced at a cost of $20/foot. Maintenance is key and keeping the wood fascia covered in paint will help protect it from the natural desert elements of sun, wind and rain.
Be informed & knowledgeable about tile roofs.
The severe sun, wind and rain can impact the exterior elements of a home in Las Vegas (roofs, wood fascia, exterior paint/stucco, windows, landscaping, etc.).
It’s wise to be familiar with these types of home exterior maintenance items to ensure your investment property is well maintained throughout a tenancy.
What are "green tiles" in the roofing industry?
Green Tiles in Las Vegas
Additional information on how roof tiles are manufactured and cured:
In the manufacturing process of cement tiles for roofing, “green tiles” refer to tiles that have been molded but not yet fully cured or hardened. Here’s an overview of how they’re created and why they’re called “green”:
Molding and Pressing: Cement tiles start with a mixture of cement, sand, water, and sometimes pigments. This mixture is poured into molds that shape the tile. After pressing, the tile holds its form but is still relatively soft and fragile.
“Green” Phase: At this stage, the tiles are considered “green,” meaning they’re not fully cured or hardened. They retain moisture and are somewhat pliable, similar to green or unripe fruit that’s not yet ready to eat. They are carefully handled at this stage to avoid damage, as they lack the full strength they’ll achieve after curing.
Curing Process: To transition from the green phase to a hardened state, cement tiles typically undergo a curing process, which involves controlled drying or exposure to heat and moisture. Curing can take several days, depending on the environmental conditions and the manufacturer’s methods. During this period, the cement undergoes a chemical reaction called hydration, which strengthens the tile.
Finishing and Quality Control: Once fully cured, the tiles are often painted or treated with sealants to enhance their durability, appearance, and resistance to weather. They’re inspected for quality and durability before being packaged for shipping and use in roofing.
The term “green tile” in this context is an industry-specific term for tiles that have yet to be fully processed. It’s mainly used in manufacturing and quality control rather than in the retail or installation side of roofing.
In a case like this, the cost of a reroof would increase significantly, and the homeowner would be required to select a new roof tile from Eagle Roofing, along with installing new felt paper and possibly some new sheets of plywood.
Do insurance carriers really "spy" on a roof with AI powered aerial surveillance?
Business Insider published an article claiming insurance carriers can “spy” on a roof using AI-powered aerial surveillance and, as a result, cancel an insurer’s policy for various reasons. The article seems like something from a sci-fi movie, but this is happening.
The problem? AI can make mistakes, and here’s a real example of Safeco’s making mistakes with a rental property in Las Vegas, NV.
SafeCo sent the cancellation letter below to the owner of one of our managed rental properties, canceling his landlord’s insurance coverage.
The reason the property Owner was given for non-renewal? SafeCo said: ” The reason for non-renewal is: – Condition of property: “Roof – Algae / mildew / mold / moss”.
However, in 2022, Rice Real Estate & Property Management performed general roof maintenance on the rental house and had photo proof of its current condition, showing absolutely *no* evidence of algae, mildew, mold, or moss (this is the desert after all).
The homeowner submitted our roof photos to SafeCo.
Upon receipt of the roof photos, SafeCo confirmed they had made an error and sent the Owner the letter below.
SafeCo ultimately rescinded the non-renewal: "we have received photos showing no algae or organic growth"...
The burden of proof fell on the property Owner in this example. AI = 0
Humans = 1
🏡
Fall 2024..how is SafeCo getting there information?
Seriously…SafeCo just sent one of our Owners a cancellation notice for debris on a roof. This underscores the importance of regular roof maintenance, which includes cleaning off any tree debris from the tile roof and patio covers (if applicable).
Note: it only seems SafeCo is sending cancellation notices for roof condition We are not receiving similar letters from other carriers like USAA, State Farm, Farmers, etc.
This house SafeCo is referencing was built in 2005, and the tile roof is in great condition.
However, due to the leaves on the backyard patio cover, SafeCo sent a cancellation notice to the insured.
Insurance carriers are increasingly using AI technology and drone and satellite imagery to remotely assess properties, particularly roofs. This technology allows them to evaluate potential risks and determine premiums by identifying issues such as roof damage or deterioration, all without the need for physical inspections.
Here are some additional resources on how Artificial intelligence (AI) is transforming property insurance:
I expect this to become a hot topic in the news, along with more government oversight, in the coming years.
Privacy advocates are calling for updated regulations on using AI in insurance, as current regulations do not adequately protect customers from AI-based decisions.
